Plan Commission members on July 30 approved exterior renovations and signage for a proposed combined IHOP and Applebee’s at 3100 Gulf Road, subject to several conditions on awning logos and illumination.

Tom Babra, the project designer, and Valerie Dovay of IHOP/Applebee’s corporate presented colored elevations showing repainted brick, new canopies and awnings and proposed illuminated brand signs. Amy Barrows, the city planner, said most of the proposed signage complies with the code, but the Apple “apple” logos on multiple awnings would push the project over allowed sign area unless some logos were removed or the awnings modified.

“All of the signs except for the awnings do comply with the code requirements in the zoning code,” Barrows told commissioners. She recommended approval of the building modifications and said the applicant should remove or reduce the number of apple logos on the awnings or work with staff to bring the total square footage into compliance. The commission explicitly barred any painted “to‑go” signage on the building and set an illumination limit: “no sign shall result in internal external illumination of more than 40 foot candles when measured... at a distance of 10 inches from the sign face,” language used by staff in the presentation.

Applicant representatives said they wanted the apple iconography for branding but were willing to remove apples from some awnings if necessary. Valerie Dovay said the applicant would work with staff to “do every other awning” or otherwise reduce apples to comply. The applicant also brought hard copies of two pylon (monument) sign faces; the commission approved the pylon sign with the condition that the background remain white and the logo letters use brand colors (red Applebee’s, blue IHOP) to maintain visual consistency with other center signage.

Commissioner discussion covered parking capacity, shared kitchen/operations and signage quantity. The applicants clarified the dual‑brand site is a single operation with a shared back‑of‑house and that seating will be divided inside the footprint to present each brand visually; the use and occupancy of the building were not changing and no additional parking was proposed.

Action: The commission approved the plan as presented, approved the signage except for the awning logos (which must be reduced or reconfigured to comply), barred painted “to‑go” signage, limited sign illumination as stated and authorized the pylon signs with the white background and brand color letters. Staff will finalize exact signage area and work with the applicant on the awning adjustments.

Next steps: Applicant to finalize business‑plan materials (liquor license modification separate) and work with staff on the final sign permit applications.